Justia Nebraska Supreme Court Opinion Summaries

Articles Posted in Tax Law
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The case involves a dispute between developers of rent-restricted housing projects and the Lancaster County Board of Equalization. The Board sought permission from the Tax Equalization and Review Commission to use a different methodology than the statutorily provided income approach for assessing the value of the housing projects. The Board argued that the income approach did not result in actual value and sought to use a different, professionally accepted mass appraisal method. The developers appealed the Commission's decision to grant the Board's request.The Nebraska Supreme Court was asked to determine whether the Commission's decision was a "final decision" subject to appeal. The court concluded that the Commission's decision was not final because it did not approve a specific alternate methodology and did not determine the valuation of the properties. The court further reasoned that the decision could be rendered moot by future developments in the litigation, such as the Board's refusal to approve the County Assessor's proposed valuations. The court held that, because the developers' rights had not been substantially affected by the Commission's decision, it lacked appellate jurisdiction and dismissed the appeal. View "A & P II, LLC v. Lancaster Cty. Bd. of Equal." on Justia Law

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The Nebraska Supreme Court affirmed a decision holding Allen Crow, a corporate officer, personally liable for unpaid use taxes of his former corporation, Direct Media Marketing, Inc. The court determined that Crow failed to rebut the presumption of correctness of the amount of use taxes assessed against Direct Media. The court further found that Crow was a responsible officer of Direct Media and willfully failed to pay Direct Media's use taxes, making him personally liable for the tax deficiency.Despite the Department of Revenue's significant delay in pursuing proceedings against Direct Media and Crow, the court did not find compelling circumstances or demonstrated prejudice that would warrant equitable relief. The court held that the doctrine of laches, which bars a party from relief due to delay, could not be applied against the government in its efforts to enforce a public right or protect a public interest. The court concluded that the delay did not absolve Direct Media and Crow of their liability. Therefore, the court affirmed the district court's order upholding the order of the Tax Commissioner that held Crow personally liable for Direct Media's unpaid taxes. View "Crow v. Nebraska Dept. of Rev." on Justia Law

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The Nebraska Supreme Court ruled in a dispute involving property tax assessment after a real estate property was damaged by fire due to arson. The issue at the core of the case was whether a fire caused by arson could be considered a "calamity" under state law, thus entitling the property owner, Inland Insurance Company, to a reduction in their property's assessed value.The Tax Equalization and Review Commission (TERC) had upheld the decision of the Lancaster County Board of Equalization, maintaining the assessed value of the property without considering the damage caused by the fire as a calamity. The TERC interpreted the word "calamity" as referring only to natural events.On appeal, the Nebraska Supreme Court disagreed with TERC's interpretation of the term "calamity." The court held that the term, as used in state law, encompasses any disastrous event, not just natural disasters. The language of the law, the court reasoned, did not limit calamities to natural events. The court therefore reversed TERC's decision and remanded the case for further proceedings. The court did not consider the Board of Equalization's cross-appeal, which argued that certain tax statutes were unconstitutional, due to a procedural issue. View "Inland Ins. Co. v. Lancaster Cty. Bd. of Equal." on Justia Law

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The case concerned the valuation of agricultural land owned by Donald V. Cain Jr. for the 2013 tax year. Cain appealed the decision of the Custer County Board of Equalization, which upheld the assessed values of his land as determined by the county assessor. The Nebraska Tax Equalization and Review Commission (TERC) affirmed the decision of the Board. Cain then appealed to the Nebraska Supreme Court, arguing that the valuation attributed to the property for the 2012 tax year should have been used for the 2013 tax year. The Supreme Court disagreed and affirmed TERC's decision. The Supreme Court held that each year’s assessment is separate and a property's valuation for one year depends upon the evidence pertaining to that year. The Court also found sufficient evidence of the actual value that the Assessor and the Board attributed to the property, and that the Assessor's mass appraisal methodology was appropriately conducted and supported the assessed valuation of the property. View "Cain v. Custer Cty. Bd. of Equal." on Justia Law

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In the case before the Nebraska Supreme Court, Fountain II, LLC, a commercial real estate development company, disputed the denial of special valuation as agricultural or horticultural land, commonly known as "greenbelt status", for a 19.9-acre property it owned in Douglas County, Nebraska. The Douglas County Board of Equalization had denied the company's application for greenbelt status for the tax year 2018, arguing that the property was not primarily used for agricultural or horticultural purposes. The Tax Equalization and Review Commission (TERC) affirmed the county board's decision.Upon appeal, the Nebraska Supreme Court reversed TERC's decision and remanded the case with instructions to sustain the company's protest. The court found that TERC erred in considering the property's use as of July 15, 2018, instead of as of January 1, 2018, as required by Nebraska law. The court also found that the county board's decision was arbitrary and unreasonable, and TERC's decision was not supported by competent evidence, as the evidence showed that the property was primarily used for agricultural purposes as of January 1, 2018. View "Fountain II, LLC v. Douglas Cty. Bd. of Equal." on Justia Law

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The Supreme Court affirmed in part and reversed in part the judgment of the district court finding that Nancy Miles, Cheryl Bettin, and Robert Moninger would by unjustly enriched if they were not required to make reimbursement of taxes paid on the property at issue in this case during the time that Boone River, LLC and 11T NE, LLC held the tax certificate and tax deed, holding that the present lawsuit was barred by claim preclusion.Boone River purchased a tax certificate for the property owned by Miles, Bettin, and Moninger and obtained a tax deed. Boone River later transferred the property to 11T. When 11T sued to quiet title to the property the district court voided 11T's tax deed and quieted title to the property in Miles, Bettin, and Moninger. Thereafter, Boone River and 11T brought this lawsuit for unjust enrichment, seeking to be reimbursed for taxes paid on the property while they held they held the tax certificate and tax deed. The district court ruled in favor of Boone River and 11T. Miles and Bettin appealed, but Moninger did not. The Supreme Court reversed in part, holding that Miles and Bettin showed that this action was barred by claim preclusion. View "Boone River, LLC v. Miles" on Justia Law

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The Supreme Court affirmed the order of the Nebraska Tax Equalization and Review Commission (TERC) reversing three decisions made by the Lincoln County Board of Equalization upholding the assessed value of certain property for tax years 2018 through 2020, holding that TERC did not err in finding the Board's decision to uphold the valuations was arbitrary and unreasonable.The property at issue was subject to rent restrictions under the Internal Revenue Code. Appellant protested the 2018, 2019, and 2020 valuations of the property, and the Board of affirmed the county assessor's valuation for each year. After a hearing, TERC reversed. The Supreme Court affirmed, holding (1) TERC correctly determined that the property's assessed value was arbitrary and unreasonable for each year; and (2) TERC was permitted to consider all evidence of actual value on appeal and was not limited to the income approach. View "Lincoln County Bd. of Equalization v. Western Tabor Ranch Apartments, LLC" on Justia Law

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The Supreme Court affirmed the judgment of the district court upholding the Tax Commissioner's conclusion that Taxpayers failed to prove that they abandoned their domicile in Florida, holding that competent evidence supported the district court's factual findings and that its decision conformed to the law.The audit period in this case covered the calendar-year tax years from 2010 to 2014. Taxpayers, who filed income tax returns as married filing jointly, filed Nebraska income tax returns claiming status as nonresidents of Nebraska. The Department sent Taxpayers notices of proposed deficiency determinations for each tax year of the audit period, and the Commissioner denied Taxpayers' petitions for redetermination. The district court affirmed, determining that Taxpayers were residents of Nebraska during the audit period because they were domiciled in Nebraska in each of those years. The Supreme Court affirmed, holding that the district court's decision conformed to the law, was supported by competent evidence, and was neither arbitrary, capricious, nor unreasonable. View "Acklie v. Neb. Department of Revenue" on Justia Law

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The Supreme Court reversed the decision of the Tax Equalization and Review Commission (TERC) affirming the decision of the Lancaster County Board of Equalization affirming the valuations of the agricultural land owned by Mary and Brad Moser for the tax year 2020 but reversing the County Board's decisions for the 2018 and 2019 tax years, holding that TERC erred.For the tax years 2018 and 2019, TERC reduced the value of the Mosers' irrigated acres to equalize those acres with a nearby parcel of agricultural property. The Supreme Court (1) reversed TERC's decision to the extent it ordered that irrigated cropland on certain property be valued as drylands cropland for the 2018 and 2019 tax years, holding that TERC's conclusions as to this property was factually incorrect, was not supported by competent evidence, failed to conform to the law, and was unreasonable; and (2) otherwise affirmed, holding that there was no error was to the 2020 tax year valuation. View "Lancaster County Bd. of Equalization v. Moser" on Justia Law

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The Supreme Court affirmed the district court's judgment affirming the Nebraska Department of Revenue's denial of Gelco Fleet Trust's claim for a refund on sales tax it allegedly overpaid on the purchase price of a new vehicle, holding that there were no errors on the record.Gelco submitted a claim for refund of sales tax, which the Department denied. On appeal, the district court affirmed the Department's decision, determining that the Department properly included the disputed amount in the sales price and calculation of sales tax. The Supreme Court affirmed holding that the district court's determination conformed to the law, was supported by competent evidence, and was neither arbitrary capricious, nor unreasonable. View "Gelco Fleet Trust v. Neb. Dep't of Revenue" on Justia Law